LUMA Residences – 3-Bedroom Townhouse with Maid's Room in Muscat Bay, Muscat
About the three-bedroom townhouse at LUMA Residences
LUMA Residences 3-Bedroom Townhouse is a three-storey townhouse of 206.5 m² built-up area (242 m² in total with the 36 m² terrace) in LUMA Residences, the Eagle Hills cluster of Muscat Bay. Three bedrooms with dressing rooms, three bathrooms plus a guest toilet, a maid’s room, a laundry, a kitchen with a separate back kitchen, a private garden on a 204 m² plot and two parking spaces. Price from $518,843 (199,555 OMR); sold off-plan with freehold title for any nationality.
LUMA Residences – 3-Bedroom Townhouse
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Layouts & types
Floor plans
Eagle Hills Properties – the Abu Dhabi developer of Mandarin Oriental Muscat and the Muscat Bay releases
Eagle Hills is a private real-estate developer from Abu Dhabi led by Mohamed Alabbar, with master-planned waterfronts and hotel-branded homes in seventeen countries, from Albania, Serbia and Latvia to Bahrain, Jordan, Morocco and the Maldives. In Muscat its own project is The Residences at Mandarin Oriental on the Shatti Al Qurum beach, developed by Eagle Hills Muscat, a joint venture with Izz International, and managed by Mandarin Oriental Hotel Group: homes from one-bedroom apartments of 70 m² to four-bedroom penthouses of 298 m², with a private beach, infinity pool, spa and the hotel's restaurants next door.
The second address we list under Eagle Hills is Muscat Bay in Bandar Jissah, the OMRAN-backed resort village with the five-star Jumeirah Muscat Bay hotel, where the ZEN Residences and LUMA Residences releases add apartments, townhouses and villas to a community that is already open. Both locations are Integrated Tourism Complexes: owners of any nationality hold freehold title and can apply for an Omani residence visa.
A family townhouse with its own garden in Muscat Bay
LUMA Residences is the townhouse-and-villa cluster that Eagle Hills is building in Muscat Bay, the gated bay between the mountains and the sea where the Jumeirah hotel, the beach and the village square already operate. This townhouse has 206.5 m² of built-up area over three levels and a total area of 242 m² once the 36 m² terrace is counted. The ground floor is the family floor: an entrance with a guest reception, a guest toilet, a combined living and dining room, an equipped kitchen with a separate dirty kitchen, a laundry and a maid’s room, plus a private garden and two parking spaces outside.
The first floor holds the master bedroom and the second bedroom, each with its own dressing room and bathroom; the top floor is a third bedroom suite, again with dressing room and bathroom. Residents share a clubhouse, pools, a gym, a basketball court, parks, playgrounds, cafés and shops. The home is sold off-plan by the developer at 199,555 OMR (about $518,843); the handover date is given on request.
Community & amenities
Muscat Bay is
A resort community on the Gulf of Oman
Muscat Bay is a master-planned coastal community in Bandar Jissah, about 20 minutes from Old Muscat and Muttrah. Set between the Hajar mountains and the sea, it combines villas, apartments, a private beach and lagoon, the five-star Jumeirah Muscat Bay hotel and everyday infrastructure — restaurants, a supermarket, walking trails and sports courts.
As an Integrated Tourism Complex, Muscat Bay lets foreign buyers own property outright and apply for an Omani residence visa. The hotel and beach bring a year-round flow of visitors, which supports short-term rental demand.
Resort living at an entry price
LUMA Residences – 3-Bedroom Townhouse in detail
Private garden and two cars
A 204 m² plot with a landscaped private garden and two parking spaces at the door.
Three en-suite bedrooms
Every bedroom has its own dressing room and bathroom, spread over the first and top floors.
Maid's room and back kitchen
Service quarters, a laundry and a separate dirty kitchen keep the living floor tidy.
Freehold and a residence visa
Muscat Bay is an ITC: any nationality owns the townhouse outright and can apply for an Omani residence visa.
Why invest in LUMA Residences – 3-Bedroom Townhouse
206.5 m² over three floors
Built-up area 206.5 m², total 242 m² with the terrace, on a 204 m² plot.
Family rental format
Three-bedroom townhouses with a maid's room are the scarcest rental product in Muscat Bay.
Freehold for any nationality
ITC ownership with the right to an Omani residence visa for the owner and family.
Jumeirah resort community
Hotel, beach, lagoon, clubhouse and village square inside the gated bay.
No income or capital-gains tax
Oman levies no personal income tax and no capital-gains tax on property.
Investment scenarios
Estimate your return
Move the sliders to model three exit strategies for this home. Figures are illustrative — not a guarantee of return.
How it works
A simple, guided purchase
Our agent walks you through every step, from reservation to keys
Reservation & paperwork
1–5 daysReserve the unit with a refundable fee while we prepare and check the documents.
Sales agreement & payment schedule
1–2 weeksSign the developer's standard contract with instalments tied to construction milestones.
Construction & progress reports
until handoverPay in instalments as the building goes up and receive regular progress updates.
Handover & registration
1–2 weeksMake the final payment, register the title and collect your keys.
Muscat Bay, Muscat
Location on the map
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Frequently Asked Questions
Who develops and sells LUMA Residences?
Eagle Hills Properties, the developer of the LUMA cluster in Muscat Bay; the sales agreement is signed with the developer.
What exactly is the townhouse?
A three-storey townhouse of 206.5 m² built-up area (242 m² total): living and dining room, equipped kitchen with a dirty kitchen, maid's room, laundry, guest toilet, three bedrooms with dressing rooms and bathrooms, a 36 m² terrace, a private garden and two parking spaces.
What is the price and how do I pay?
199,555 OMR, about $518,843. The developer's payment schedule is sent on request.
Is it ready?
No, the townhouse is sold off-plan; the handover date is given on request.
Can foreigners buy property here?
Yes. Muscat Bay is an Integrated Tourism Complex (ITC), where citizens of any country can buy freehold property in their own name and apply for an Omani residence visa tied to the ownership.
What taxes and fees apply?
VAT of 5% applies to the first sale from the developer; a registration fee of 3% is paid at handover. Oman has no personal income tax, no capital-gains tax on resale and no annual property tax.
Can I rent the property out?
Yes, both short- and long-term rental are allowed. We do not promise specific yields — ask us for a scenario based on current market data.
How are my payments protected?
Instalments go directly to the developer's project escrow account, released to the developer against construction milestones — never through an agent. We check the escrow arrangement for every project before you sign.